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510 Evergreen Dr

510 Evergreen Dr

Holmen, WI 54636

$330,000

3 bd · 2 ba · 1,530 sqft · Listed 1d ago

View on Realtor.com →
Low confidence

Year built

1982

Sqft

1,530

Lot sqft

11,761

HOA / mo

None

Furnished

No

List date

2026-10-01T13:38:01.000000Z

Revenue

Annual revenue

$34,799

ADR

$98

Occupancy

97%

Cleaning fees (12 mo)

$1,606

Confidence

Low (31.2), 5 comps

Comp revenue range (p25 / median / p75)

$14,556$29,198$43,707

  • NEW! The La Crosse Lodge

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    Revenue $57,195ADR $502Occ ≈ 31%5★ (17)

    Airbnb

  • Adorable 3-bedroom bungalow near Lake Onalaska

    House · 3 bd · 1 ba · sleeps 6 · 1.0 mi

    Revenue $6,332ADR $180Occ ≈ 10%4.6★

    Vrbo

  • 3 Mi to Lake Onalaska: Quaint Home w/ Prairie View

    House · 3 bd · 1 ba · sleeps 6 · 1.0 mi

    Revenue $43,707ADR $199Occ ≈ 60%4.8★ (4)

    AirbnbVrboBooking

  • Prairie View Ranch Retreat-Lake Ona & GRTrail Near

    House · 3 bd · 1 ba · sleeps 6 · 1.0 mi

    Revenue $14,556ADR $195Occ ≈ 20%4.5★ (9)

    Airbnb

  • Emma’s Cozy Cottage

    Cottage · 2 bd · 1 ba · sleeps 2 · 1.7 mi

    Revenue $29,198ADR $160Occ ≈ 50%4.8★ (238)

    Airbnb

Revenue and nightly rate (ADR) are trailing-12-month figures per listing. Occupancy is estimated as revenue ÷ ADR ÷ 365 and can read high when revenue includes cleaning fees.

Cash flow calculator

Financing
Management

Est. revenue

$34,799

NOI

$15,504

Cash flow /mo

$1,292

Cash needed

$362,700

Cash-on-cash (all cash)

4.3%

ROE (yr 1)

7.0%

Cap rate

4.7%

DSCR

—

Year-1 write-off

$79,928

Year-1 tax shield @ 32%

$25,577

Year-1 return on equity

  • Cash flow (annual)$15,504
  • Principal paydown (n/a, cash)$0
  • Appreciation at%$9,900
ROE7.0%

Tax savings aren't counted. Turn on “Count tax savings in returns” above if you can use the losses.

Opex, cash-needed & tax-savings breakdown

Annual operating expenses

  • Management (20% of revenue)$6,960
  • Platform fees (3% of revenue)$1,044
  • Maintenance / capex (5% of revenue)$1,740
  • Utilities & supplies$4,200
  • HOA$0
  • Property tax$3,718
  • Insurance (STR-rated)$1,634

Cash needed to close

  • Purchase price (all cash)$330,000
  • Closing costs (4.0%)$13,200
  • Furnishing (bought new)$19,500

Tax savings if the STR loophole applies

  • Tax shield @ 32%$25,577

Property tax, insurance rate and the land/building split come from this listing's county tax record; other assumptions match the daily feed (see tasks/plan.md).

The write-off comes from the cost segregation estimate below. Not tax advice.

Cost segregation estimate

An estimate from the listing: every part of the home is priced from national construction costs, less wear for age, and the price (less land) is spread over the parts in proportion. The headline is what a typical cost seg study would claim for this property. The answers below are optional refinements.

Depreciable basis

$257,000

Short-life (5/15-yr)

$60,000 · 23%

Year-1 deduction

$80,000

Year-1 tax shield @ 32%

$26,000

Land 22% (county tax record, assessed value split) · building $197,000 over 39 years · new furniture $20,000

Based on: 1,530 sq ft, built 1982, 3 bd / 2 ba, unfurnished, listing features (stone counters, flooring types, appliance list).

Try the cost segregation calculator on any property →

IRS-guide safe-harbor floor: $59,000 in year 1 (15% short-life, $19,000 tax shield), the conservative amount following the IRS audit guide's residential classification table.

5-year property$59,100

  • Kitchen cabinetsdefault

    $9,200 new × 40% good × 2.17 allocation

    $8,000

  • Kitchen countertops (stone)listing

    $9,400 new × 40% good × 2.17 allocation

    $8,100

  • Decorative trimdefault

    $2,700 new × 40% good × 2.17 allocation

    $2,300

  • Mirrorsdefault

    $300 new × 40% good × 2.17 allocation

    $300

  • Shelvingdefault

    $1,200 new × 40% good × 2.17 allocation

    $1,000

  • Window coverings (15)default

    $3,800 new × 40% good × 2.17 allocation

    $3,300

  • Kitchen & laundry equipment plumbingdefault

    $7,100 new × 40% good × 2.17 allocation

    $6,200

  • Kitchen, laundry & data equipment electricaldefault

    $4,300 new × 40% good × 2.17 allocation

    $3,700

  • Appliances (range, microwave, dishwasher, refrigerator, washer, dryer)listing

    $7,700 new × 40% good × 2.17 allocation

    $6,700

  • Furniture bought newlisting

    $19,500 new × 100% good · bought separately

    $19,500
15-year land improvements$20,600

  • Paving: driveway & walks (paved)default

    $8,100 new × 50% good × 2.17 allocation

    $8,800

  • Landscaping (typical)default

    $7,800 new × 50% good × 2.17 allocation

    $8,500

  • Patiosdefault

    $1,500 new × 50% good × 2.17 allocation

    $1,600

  • Decks & porches (attached)default

    $1,500 new × 50% good × 2.17 allocation

    $1,600
Building, 39-year$197,100

  • Structure: foundation, framing, walls, windows, doors, roof, interior finishesdefault

    $165,700 new × 40% good × 2.17 allocation

    $144,100

  • Building plumbing & fixturesdefault

    $17,200 new × 40% good × 2.17 allocation

    $14,900

  • Building electrical & lightingdefault

    $16,700 new × 40% good × 2.17 allocation

    $14,500

  • HVACdefault

    $17,200 new × 40% good × 2.17 allocation

    $15,000

  • Hardwood & tile floorsdefault

    $9,800 new × 40% good × 2.17 allocation

    $8,600

About the property

Depreciation schedule: typical cost seg study

Year5-yr15-yrBuildingTotal
1$59,100$20,600$200$79,900
2$0$0$5,100$5,100
3$0$0$5,100$5,100
4$0$0$5,100$5,100
5$0$0$5,100$5,100
6+$0$0$176,700$176,700
Total$59,100$20,600$197,100$276,800

Model-based estimate, not an engineered cost segregation study. The IRS doesn’t approve studies; get a professional study before filing. Using these losses against W-2 income needs the short-term rental exception (average stay ≤7 days + material participation). The 39-year building life applies because stays average under 30 days, a separate test (27.5 years for a long-term rental). Federal only: California, Georgia and Wisconsin disallow bonus depreciation, Ohio adds back 5/6 of it, and Tennessee has no personal income tax. Not tax advice.

Market note

Rules differ by jurisdiction. The City of La Crosse requires a short-term rental license ($100 a year) once you rent more than 10 nights a year, plus a Wisconsin tourist rooming house license and inspection from the La Crosse County Health Department. We found no owner-occupancy rule or night cap in the city, but the license does NOT transfer to a new owner. Onalaska allows rentals with a city permit in some zoning districts, and unincorporated towns follow La Crosse County zoning, which has its own permit and day limits. Wisconsin law lets local governments restrict stays under 7 nights. Verify parcel eligibility with the city or county before you buy.